2026 Single-Family Rental Index

May 27, 2026

Key takeaways from a recent Cotality report.

Single-family rent prices in March 2026 increased 1.3 percent year over year. This increase is a drop-off from the 2.7 percent increase we saw between March 2024 and 2025.

Although rent growth remained subdued in March—with growth now at about one-third of its pre-pandemic pace and well below last year’s levels—month-over-month trends indicate some near-term strengthening, as rents rose 1 percent in March, outpacing the typical seasonal increase.

Market conditions beneath the national average remain highly uneven. Rent growth has slowed in 70 percent of large metros, but the number of outright declines decreased in March, suggesting that geographic softening may be stabilizing. As in previous months, declines were concentrated in Florida, which had 10 of the 16 declines. Chicago and Philadelphia continue to see some of the strongest gains, while Los Angeles recorded its second annual decline since the 2025 wildfires, indicating that rents are continuing to normalize after earlier disruptions.

Rent for high-end properties increased 2.1 percent year-over-year in March 2026, a drop from the 3.2 percent gain recorded last year. Low-end property prices increased 0.7 percent year-over-year, a drop from a 2.1 percent gain in March 2025.  Rent growth for detached rentals was once again 0.8 percent in March 2026, while it increased 0.9 percent for attached rentals.

Rent growth by metro

From a monthly view, rent growth appears to be picking up. Rents increased at a slightly faster clip than the seasonal average, but there is significant variation between regions. Among the 10 largest metro areas, Chicago remained at the top of the list for the highest rent growth, at 4.9 percent in March 2026. 

Philadelphia is once again posting the second-highest rent growth at 4.7 percent, followed by New York (3.2 percent), Detroit (2.9 percent) and Atlanta (0.9 percent). Rent growth in Dallas and Houston was essentially unchanged, with the major Texas metros posting 0.1 percent and 0.02 percent growth, respectively.

Outside of the major metros, there are clear pockets of deceleration. Florida once again topped the list, with 10 metros posting declines. Arizona had two. Los Angeles also saw a 1.2 percent decline in rents, which is a 7.1 percentage point change from the same time last year. However, that decline is an indication of stabilization following price hikes after the 2025 wildfires.

—Posted on May 27, 2026

Single-family rent prices in February 2026 increased 1.1 percent year over year. This increase is a pronounced slowdown in pace from the 2.6 percent increase we saw between February 2024 and 2025, and it is one-third of the pre-2020 average of 3.3 percent.

Rent for high-priced properties increased 2 percent year-over-year in February 2026, a drop from the 3.1 percent gain recorded in February 2025. Low-priced rents increased by 0.4 percent in February 2026, a drop from a 2 percent gain in February 2025. Rent growth for detached rentals in February 2026 was 0.8 percent, while attached rentals saw a 0.5 percent increase. The widening affordability gap is putting more pressure on lower-income renters, while higher-income renters are better able to absorb rising costs.

While it looks like rent increases have slowed significantly more for lower-income renters, when you look back at the last five years, rent growth is similar across all price tiers, highlighting how broadly gains were distributed earlier in the cycle. Higher-end rentals continue to show comparatively more stability, with prices rising 2.0 percent year-over-year despite ongoing deceleration. Geographic differences remain substantial, but deceleration is becoming less widespread, with fewer metros seeing annual declines and slowdowns than last month. Los Angeles posted its first annual decline since the 2025 wildfires, signaling rents are beginning to trend back toward pre‑wildfire levels.

Los Angeles’ price decline was the second lowest in the nation, while Miami, FL, showed the slowest growth at -1.2 percent. Meanwhile, Chicago and Philadelphia, PA saw the highest rent growth at 4.8 percent in February 2026, followed by Detroit, MI (3.7 percent), New York-New Jersey (2.5 percent), and Washington, D.C. (0.6 percent).

—Posted on April 27, 2025

Single-family rent prices in January 2026 increased by 1.3 percent year-over-year. This increase is a drop-off from the 2.5 percent increase we saw between January 2024 and 2025.

Single-family rent growth continued to cool in January, rising just 1.3 percent year over year—half the pace recorded a year earlier and well below the long‑term average of 3.4 percent. Yet even with this moderation, affordability pressures remain elevated. Since 2020, rents have increased 32 percent, adding roughly $600 per month, and are still up 11 percent, about $300, after growth peaked in 2022.

Regionally, markets such as Chicago and Philadelphia led national gains in January, while several Florida markets, including Miami, posted year‑over‑year declines. But even in Miami, where rent growth has softened or even decreased since 2023, cumulative increases have pushed single-family rents up 51 percent, or roughly $900 per month, since the end of 2019.

Single-family rent trends also varied by price tier. Rent for high-priced properties increased 2.4 percent year over year in January 2026, a drop from the 2.9 percent gain recorded in January 2025. Low-priced rents increased by 0.1 percent in January 2026, a drop from a 2.4 percent gain in January 2025. Over the long run, the increase in both price tiers has been similar. Rent growth for both detached and attached rentals was 1 percent in January 2026.

Single-family rent growth slows

The slowdown in single-family rent growth continued to broaden in January. The share of metropolitan areas with weaker annual rent growth increased from 68 percent in December to 74 percent in January, and the share showing an annual decline in rents rose from 26 percent in December to 38 percent in January.

Even so, Cotality data show regional increases trending the same way in January as in the last several months. Chicago remained at the top of the list for the highest rent growth,  at 4.6 percent in January 2026. Philadelphia had the second-highest rent growth at 3.5 percent, followed by New York (3.4 percent), Detroit (3.3 percent), and Washington, D.C. (1.8 percent). Rent growth in Miami dropped the most significantly at -1.3 percent, followed by Dallas (-1.0 percent) and Houston (-0.2 percent).

For ongoing housing trends and data, visit the Cotality Insights blog. 

—Posted on March 27, 2025

Cotality